Reading's Accessory Structures: The Rules That Matter

Every city handles accessory structures a little differently. In Reading, Pennsylvania, there are 5 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

ADU Impact Fees

Pennsylvania municipalities have limited statutory authority to impose impact fees on new development. Under the Municipalities Planning Code Article V-A (53 P.S. §§10502-A through 10503-A), the only authorized impact fee is a transportation impact fee, and even that requires a multi-year traffic study, an adopted impact fee ordinance, and impact-fee districts. Reading has not adopted a transportation impact fee ordinance under Article V-A as of mid-2024. Other typical "impact" charges (water/sewer connection fees, school district contributions, recreation fees) operate under separate authorities. ADU applicants in Reading generally face only standard zoning and building permit fees, water/sewer tap-in charges, and any school district enrollment-related charges if dwelling-unit count increases.

Key details: PA Impact Fee Authority: Transportation only (Act 209 of 1990). Reading Transportation Fee: Not enacted as of 2024. Water/Sewer Tap-In: Authority Act (53 Pa.C.S. 5601+). School Impact Fees: Not authorized in PA. Recreation Fee-in-Lieu: Per 53 P.S. §10503(11), subdivisions.

Failure to pay required permit and tap-in fees prevents permit issuance and Certificate of Occupancy under PA UCC §110. Municipalities that attempt to collect unauthorized impact fees outside the 53 P.S. §10502-A framework face challenge under the Home Builders Association of Metropolitan Pittsburgh v. West Deer Township line of cases interpreting MPC limits on municipal exactions. Fees collected without statutory authority are subject to refund.

If you are coming from a city with tighter rules, you will find Reading gives residents more flexibility on adu impact fees.

ADU Permits

An accessory dwelling unit in Reading requires permits from two municipal offices: a zoning permit from the Reading Department of Community Development (confirming the ADU is permitted in the district under the Reading Zoning Ordinance, either by right or by special exception/variance through the Reading Zoning Hearing Board) and a building permit from the Reading Building Code Official under the Pennsylvania Uniform Construction Code at 34 Pa Code §401.7 for the construction itself. Pennsylvania has no statewide ADU preemption like California's SB 9 or Oregon's HB 2001, so timelines, fees, and approval criteria are set by Reading and the PA UCC.

Key details: Permit Tracks: Zoning + Building (both required). Building Permit Authority: PA UCC 34 Pa Code §401.7. Hearing Board Notice: 10-day published (53 P.S. §10908). Variance Standard: Five-prong hardship (53 P.S. §10910.2). Inspections: Footing, framing, rough-in, final.

Constructing an ADU without permits violates 34 Pa Code §401.7 (building) and the Reading Zoning Ordinance (zoning). Enforcement under 53 P.S. §10617 (notice of violation) and §10617.2 (civil penalty up to $500 per day) by Reading Community Development. Stop-work orders from the Building Code Official under PA UCC §403.65. After-the-fact permits typically carry doubled fees and require the applicant to demonstrate code compliance through invasive inspections. Unpermitted occupancy without a Certificate of Occupancy is also a violation.

ADU Rules

Reading is a third-class city in Berks County (population approximately 95,000) governed by the Reading Zoning Ordinance (a comprehensive 2014 rewrite, separate from the Reading City Code on eCode360 at https://ecode360.com/RE1294). Pennsylvania has no statewide accessory dwelling unit preemption statute, so ADU permissibility, density, owner-occupancy requirements, and design standards in Reading are determined entirely by the Reading Zoning Ordinance under the Pennsylvania Municipalities Planning Code (53 P.S. §10101 et seq.). Property owners must consult the Zoning Ordinance and Reading Department of Community Development for whether ADUs (variously called accessory apartments, in-law suites, or second dwelling units) are permitted by right, by special exception, or by conditional use in the applicable residential district.

Key details: State ADU Preemption: None (locally controlled). Local Authority: Reading Zoning Ordinance (2014 rewrite). Enabling Statute: PA MPC 53 P.S. §10101+. Building Code: PA UCC (34 Pa Code 401+). Review Body: Reading Zoning Hearing Board.

Building or occupying an unpermitted ADU is a zoning violation enforceable under 53 P.S. §10617 (enforcement remedies). Reading's Department of Community Development may issue a notice of violation, a cease-and-desist order, and seek civil penalties up to $500 per day per violation under 53 P.S. §10617.2. Continuing violations are treated as separate offenses. Unpermitted construction additionally violates the Pennsylvania UCC (34 Pa Code §401.7) and can result in stop-work orders from the Reading Building Code Official.

Shed Rules

Sheds and similar accessory structures in Reading are regulated through two layers: (1) the Reading Zoning Ordinance, which sets dimensional standards (size, height, setbacks, lot coverage, location relative to the principal dwelling) by district; and (2) the Pennsylvania Uniform Construction Code at 34 Pa Code §403.1, which exempts non-residential utility sheds under 1,000 square feet from UCC permitting but does not exempt them from local zoning compliance. Reading property owners typically need a zoning permit from the Department of Community Development even when no building permit is required, especially in the city's dense rowhouse neighborhoods where rear-yard space is constrained.

Key details: UCC Permit Exemption: Generally <1,000 sq ft (34 Pa Code 403.1). Zoning Permit: Still required for most sheds. Typical Location: Rear yard, behind front building line. Setbacks: Set by district (commonly 3-5 ft). Civil Penalty: Up to $500/day (53 P.S. 10617.2).

Installing a shed without a required zoning permit is a violation of the Reading Zoning Ordinance enforceable under 53 P.S. §10617 (notice of violation, cease-and-desist) and §10617.2 (civil penalty up to $500 per day per violation). Unpermitted sheds in setbacks or exceeding lot coverage may be ordered removed. Sheds over the UCC threshold built without a building permit additionally violate 34 Pa Code §401.7 and trigger stop-work orders.

Garage Conversions

Converting a Reading garage into habitable space (a bedroom, in-law suite, home office, or ADU) requires both (1) zoning approval under the Reading Zoning Ordinance for the change of use (because the converted space is no longer accessory parking and may count toward floor area or trigger an ADU classification) and (2) a building permit under the Pennsylvania Uniform Construction Code at 34 Pa Code §401.7. Conversions must meet the 2018 International Residential Code for habitable spaces (egress windows under IRC R310, ceiling height under IRC R305, ventilation, smoke and CO alarms under IRC R314/R315), and Reading's local off-street parking minimums in the Zoning Ordinance must still be satisfied.

Key details: PA Building Code: PA UCC (2018 IRC/IBC adopted). Egress Standard: IRC R310 (5.7 sq ft minimum). Ceiling Height: IRC R305 (7 ft habitable rooms). Smoke/CO Alarms: IRC R314/R315. Zoning Review: Change-of-use approval required.

Performing a garage conversion without a permit violates 34 Pa Code §401.7 (PA UCC) and the Reading Zoning Ordinance. Enforcement includes stop-work orders, requirement to undo the conversion or obtain after-the-fact permits with elevated fees, and civil penalties up to $500 per day under 53 P.S. §10617.2 for the zoning violation. Unpermitted habitable conversions that fail to meet IRC R310 egress are commonly cited in fire-injury cases and may expose the owner to liability. Properties with reduced parking below the zoning minimum may also be cited.

The Bottom Line

Reading's accessory structures rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Reading is broadly strict or permissive.

These rules come from Reading's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.